There are some creative finance options, like adding renovations to the property, which can help bypass seasoning requirements or programs that will allow 90 days. 

I renovated the property while he held title and assigned a replacement buyer in my place at the end to save on down payment and holding costs.

Using the fix and rent loans and 100 percent renovations how much does such a loan costs?

I own mine so they include mortgage and then projections w/ appreciation. 

@George RedHowey test is the best way to determine if it is a security and thus either need to file with security or do an exemption like a 506cIt’s basically 4 parts:An investment of moneyIn a common enterpriseWith the expectation of profitTo be derived from the efforts of othershttps://www.investopedia.com/terms/h/howey-test.aspSo in a jv is one person finds the asset and one renovated it or both are acting in some capacity and making decisions - then you could consider a jv, but if one is a money partner and that’s it then the profit is due to the efforts of others Not an attorney

The beach areas, clean and comfortable with a functional pool used to do just fine, now you must be renovated/modern, heated pool, etc to be in the top 10%. 

So much for an LLC protection.Here who is being sued:Federal Trade Commission, andUtah Division of Consumer Protection,Plaintiffs,v.Nudge, LLC, a Utah limited liability company; Response Marketing Group, LLC, a Utah limited liability company, also doing business as, 3 Day Real Estate Training, Abundance Edu, LLC, Affluence Edu, LLC, American Money Tour, Cash Flow EDU, Clark EDU, LLC, Edge 2 Real Estate, Evtech Media North, Flip for Life, Flipping For Life, Income Events, Insider’s Financial Education, LLC, Leading Financial Education, LLC, Onwealth, Power Flip, Prosper Live, Property Education, LLC, Renovate To Rent, Simple Real Estate Training, Smart Flip, Snap Flip, US Education Advance, Vintage Flip, Visionary Events, Wealth Tribe, Women’s Empowerment, Yancey Events, Yancey, LLC, and Your Real Estate Today, a Utah limited liability company; BuyPD, LLC, a Utah limited liability company; Brandon B.

I have a healthy RE portfolio but no experience with my subdivision project.

For newly constructed, purchased or renovated properties and also retroactive generally over the last 10 years, building components are properly classified into individual units of property and accurate recovery periods for computing depreciation deductions.

The most recent one I’ve bought once it’s renovated and rented will cash flow around $330/door/month, and the one before that is cash flowing about $500/door/month and should double in value by the time I’ve owned it 6 months to close to $900K.